[Added 11-18-2019 STM by Art. 2]
This article sets forth the procedures and minimum requirements for the creation of the Medfield State Hospital District (MSHD) within the Town of Medfield in furtherance with § 300-1.3 of the Zoning Bylaw. The purposes of the MSHD are to:
A.
Promote the reuse of the former Medfield State Hospital property
and certain nearby properties by encouraging a balanced, mixed-use
approach with housing, educational, recreational, cultural and commercial
uses, with open space and with public access;
B.
Implement the goals and objectives of the Strategic Reuse Master
Plan for Medfield State Hospital;
C.
Promote the public health, safety, and welfare by encouraging diversity
of housing opportunities;
D.
Increase the availability of affordable housing by creating a range
of housing choices for households of all incomes, ages, and sizes,
and meet the existing and anticipated housing needs of the Town, as
identified in the Medfield Housing Production Plan (2016);
E.
Ensure high quality site reuse and redevelopment planning, architecture
and landscape design that enhance the distinct visual character and
identity of the Medfield State Hospital area and provide a safe environment
with appropriate amenities;
F.
Encourage preservation and rehabilitation of historic buildings;
G.
Encourage the adoption of energy and water efficient building practices
and sustainable construction methods and practices;
H.
Establish design principles and guidelines and ensure predictable,
fair and cost-effective development review and permitting;
For purposes of this article only, the following definitions
shall apply. Capitalized terms used but not defined in this article
shall have the meanings ascribed to them in Article 2.
The Medfield Board of Selectmen, or such other committee
or organization as may be designated by the Medfield Board of Selectmen,
with the power to monitor and enforce compliance with the provisions
of this article related to affordable housing, including but not limited
to enforcement and oversight with respect to i) rental rates and sales
prices; ii) income eligibility determinations for households applying
for affordable housing; iii) marketing of affordable housing pursuant
to an approved housing marketing and resident selection plan; and
iv) recording of affordable housing restrictions. In a case where
the administering agency cannot adequately carry out its administrative
duties, upon certification of this fact by the Medfield Board of Selectmen,
such duties shall devolve to and thereafter be administered by an
alternative committee or organization designated by the Medfield Board
of Selectmen.
A unit of affordable housing required to be sold to an eligible
household.
One or more housing units subject to an affordable housing
restriction, deed rider or other restriction running with the land
that requires such units to be affordable to and occupied by eligible
households.
An affordable housing restriction, deed rider or other restriction
running with the land affecting one or more affordable units that
meets the requirements set forth in MGL c. 184, § 31 and
this article.
A unit of affordable housing required to be rented to an
eligible household.
Either an affordable rental unit or an affordable homeownership
unit.
Any person or entity having a legal or equitable interest
in a proposed project or the authorized agent of any such person or
entity.
A residential unit in which up to 50% of the gross floor
area may be used for the production, display and sale of arts and
crafts made on premises by the occupant of such unit. Additionally,
for the purposes of this article, this term shall also mean a building
or buildings where a portion of the total space is used for residential
purposes and other portions, not to exceed 50% of the gross floor
area of the building or buildings are used for the production, display
and sale of arts and crafts produced by the residents thereof.
A use permitted under § 300-20.5 of this article without need for a special permit, variance, zoning amendment, or other form of zoning relief. A proposed project that requires plan approval by the plan approval authority pursuant to §§ 300-20.9 through 300-20.13 shall be considered an as-of-right proposed project.
Housing units and associated facilities designed for the
elderly who require daily assistance but who do not require nursing
home care. An assisted living housing unit consists of a room or group
of rooms for one or more persons with provisions for living and sleeping
for the exclusive use of the individual or household unit. Assisted
living housing units may provide cooking and sanitary facilities.
Associated or shared facilities may include common dining facilities
with limited meals, housekeeping services, and common space for social,
educational and recreational activities. Assisted living provides
personal services, medical monitoring and supervision. Assisted living
shall refer to certified assisted living residences only, as defined
and certified under MGL Chapter 19D, and as regulated under 651 CMR
12.00
Structural, vegetative, or managerial practices designed
to treat, prevent, or reduce degradation of water quality due to stormwater
runoff and snow melt.
A building or group of buildings providing a continuity of
residential occupancy and health care for elderly persons in the form
of congregate housing. This facility includes dwelling units for independent
living, assisted living facilities, memory care, or a skilled nursing
care facility of a suitable size to provide treatment or care of the
residents. Health services should range from health monitoring for
the well-elderly, to assisted living in independent living units,
to nursing home care on the same site. A CCRC may also include ancillary
facilities for the further enjoyment, service, or care of the residents.
The facility is restricted to persons 60 years of age or older or
married couples or domestic partners where either the spouse or domestic
partner is 60 years of age or older.
The standards set forth in the document entitled, "Medfield
State Hospital Strategic Reuse Plan," and the Medfield State Hospital
District Design Guidelines established in this bylaw. The design guidelines
are applicable to all proposed projects within the MSHD. A copy of
the design guidelines is on file in the office of the Town Clerk and
the office of the Town Planner.
A plan setting forth the proposed area, location and appearance
of structures, open space and landscaping for a proposed project(s)
within the MSHD, including proposed uses, densities, number and configuration
of affordable units, dimensions, parking, loading, and traffic circulation.
The Massachusetts Department of Housing and Community Development
or any successor agency.
An individual or household with an annual income not greater
than 80% of the area-wide median income as determined by United States
Department of Housing and Urban Development (HUD), adjusted for household
size, with income computed using HUD's rules for attribution of income
to assets.
An affordable housing subsidy awarded to a proposed project,
provided that DHCD recognizes units produced with such subsidy as
eligible for listing on its Subsidized Housing Inventory.
The United States Department of Housing and Urban Development
or any successor agency.
A dwelling unit also used for a home occupation, provided:
not more than one nonresident shall be employed therein; the use is
carried on strictly within the dwelling unit and not within any ancillary
structure; not more than 50% of the existing floor area is devoted
to such use; there shall be no display of goods or wares visible from
outside the dwelling unit; there shall be no advertising visible from
outside the dwelling unit other than a small nonelectrical sign not
to exceed one square foot in area and carrying only the name and occupation
of any occupant of the dwelling unit such as physician, artisan, teacher,
day nurse, lawyer, architect, engineer, clergyman, accountant, osteopath,
dentist, and similar occupations or professions; the dwelling unit
so occupied shall not be rendered objectionable or detrimental to
the residential character of the neighborhood due to the exterior
appearance, emission of odor, gas, smoke, dust, noise, electrical
disturbance or in any other way; the dwelling unit shall include no
features of design not customary in buildings for residential use.
Such uses as clinics, barber shops, beauty parlors, tea rooms, real
estate offices, tourist homes, animal hospitals, kennels and others
of a similar nature shall not be considered home occupations.
An approach to environmentally friendly land use planning.
It includes a suite of landscaping and design techniques that attempt
to maintain the natural, pre-developed ability of a site to manage
rainfall. LID techniques capture water on site, filter it through
vegetation, and let it soak into the ground where it can recharge
the local water table rather than being lost as surface runoff.
A building of two or more stories with four or more units
of residential housing.
A structure intended for use by both a) one or more non-residential
uses listed in Table 1 of this article and b) one or more residential
uses listed in Table 1 of this article.
The Medfield State Hospital District, which is a zoning district
adopted under this article that addresses the uses and dimensional
regulations for development and redevelopment on the property formerly
occupied by Medfield State Hospital, now owned by the Town of Medfield
at the adoption of this bylaw.
The map of the area within the Town of Medfield that comprises
the approximately eighty-nine-acre Medfield State Hospital District,
which map is entitled "Medfield State Hospital District" and dated
December 2017.
A favorable decision by the plan approval authority on an
application.
The Medfield Planning Board, which shall be authorized to
approve a development plan to implement a proposed project.
The procedure by which a proposed project within the MSHD
is made subject to review by the plan approval authority under the
provisions of this article. Plan review shall be conducted pursuant
to the PAA rules.
A residential, mixed-use, commercial or municipal development
undertaken within the MSHD in accordance with the requirements of
this article and that involves the erection, extension, rehabilitation
or substantial demolition of any structure or part thereof, or the
change of use of any structure or land, for which the applicant is
required to obtain a building or use permit.
15% of total units in a proposed project that has 20 units
or less; 20% of total units in a proposed project that has between
21 and 49 units; and 25% of total units in a proposed project that
has 50 units or more.
A one-story, single-family dwelling having a net floor area
less than 2,200 square feet.
A specific and defined area of land within the MSHD that is subject to specific requirements for allowable uses or dimensional requirements that may differ from the requirements for allowable uses or dimensional requirements in other specific and defined areas within the MSHD. The boundaries and the names of the sub-zones are referred to in § 300-20.3B of this article.
A dwelling unit that is not restricted as to rent, price
or eligibility of occupants.
A.
Establishment. The Medfield State Hospital District is a district
having a land area of approximately 89 acres in size that is imposed
on the portion of the property shown on the MSHD Map. The MSHD Map
is hereby made a part of the Zoning Bylaw and is on file in the office
Town Clerk and the office of the Planning Board.
B.
Sub-zones. There are hereby established six sub-zones within the
MSHD. The sub-zones define areas for appropriate development density
within the MSHD based on existing context and planned uses specified
in the Strategic Reuse Master Plan. The sub-zones are:
(1)
MSH North.
(a)
The Green is a broad open space defining the entry to the MSH
campus.
(b)
Cottage/Arboretum is an area in the southeast corner of MSHD
currently occupied by deteriorating, wood frame dwellings and the
location of a number of historic and rare specimen trees and shrubs.
(c)
Core Campus is the central hilltop campus quadrangle consisting
of 24 brick buildings.
(d)
North Field is a rolling field to be maintained as passive open
space, and possible agricultural use; and the reuse of existing Building
13 with ancillary parking, infrastructure, and landscaping within
the buildable portion as delineated on the MSHD Map.
[Amended 6-21-2022 STM by Art.
2]
(e)
West Slope is an area to the west of the main quadrangle overlooking
the wooded Medfield Charles River State Reservation, with a few additional
existing brick buildings and open land areas.
(f)
Water Tower is an open area surrounding the existing Town water
tower, currently partially paved.
A.
Applicability of MSHD. The MSHD is established to enable the implementation
of the Medfield State Hospital Strategic Reuse Master Plan.
B.
Administration, enforcement and appeals. The provisions of this article
shall be administered by the Building Commissioner except as otherwise
provided herein.
The specific uses permitted and not permitted in MSHD in each
specific sub-zone are enumerated in Table 1. All new construction
in MSHD will require a site plan review and approval by the Planning
Board. If the proposed rehabilitation of an existing building includes
new construction, which will alter the existing footprint by more
than 10%, a site plan review and approval by the Planning Board will
be required.
|
Permitted Uses
| |
|
In the following table of use regulations, symbols shall mean:
| |
|
YES
|
A use permitted by right in the MSH District.
|
|
SP
|
A use which may be permitted in the MSH District by a special permit from the Board of Appeals in accordance with Article 14 of the Medfield Zoning Bylaw.
|
|
PB
|
A use which is permitted in the MSH District by site plan approval from the Planning Board in accordance with Article 14 of the Medfield Zoning Bylaw.
|
|
NO
|
A use which is not permitted in the district.
|
|
Table 1
Permitted Uses in MSHD
[Amended 6-21-2022 STM by Art.
2] | ||||||
|---|---|---|---|---|---|---|
|
Use
|
MSH North
| |||||
|
A. The Green
|
B. Cottage/Arboretum
|
C. Core Campus
|
D. North Field
|
E. West Slope
|
F. Water Tower
| |
|
RESIDENTIAL USES
| ||||||
|
Single-family cottages
|
NO
|
YES
|
NO
|
NO
|
NO
|
NO
|
|
Two- and three-family dwellings
|
NO
|
YES
|
SP
|
NO
|
NO
|
NO
|
|
Multi-family dwellings
|
NO
|
NO
|
YES
|
NO, except redevelopment
of Building 13 within the buildable portion as delineated on the MSHD
Map and related parking
|
YES
|
NO
|
|
Senior housing with or without supportive services
|
NO
|
YES
|
YES
|
NO
|
SP
|
NO
|
|
Artist live/work dwelling
|
NO
|
NO
|
YES
|
NO
|
YES
|
NO
|
|
Live/work dwelling
|
NO
|
YES
|
YES
|
NO
|
YES
|
NO
|
|
Mixed-use
|
NO
|
NO
|
YES
|
NO
|
YES
|
NO
|
|
NON-RESIDENTIAL USES
| ||||||
|
Agricultural floriculture, horticulture
|
NO
|
NO
|
NO
|
YES
|
YES
|
YES
|
|
Arboretum
|
YES
|
YES
|
NO
|
YES
|
NO
|
NO
|
|
Community gardens
|
NO
|
NO
|
PB
|
PB
|
PB
|
YES
|
|
Open space
|
YES
|
YES
|
YES
|
YES
|
YES
|
YES
|
|
Hotel/inn/bed-and-breakfast
|
NO
|
NO
|
SP
|
NO
|
YES
|
NO
|
|
Commercial office
|
NO
|
NO
|
YES
|
NO
|
YES
|
NO
|
|
Distillery/brewery
|
NO
|
NO
|
SP
|
NO
|
SP
|
NO
|
|
Restaurant/cafe
|
NO
|
NO
|
YES
|
NO
|
YES
|
NO
|
|
Wellness/medical office or clinic
|
NO
|
NO
|
YES
|
NO
|
YES
|
NO
|
|
Food and beverage production
|
NO
|
NO
|
SP
|
NO
|
SP
|
NO
|
|
Retail sales with less than 10,000 square feet of floor area
open to the public
|
NO
|
NO
|
SP
|
NO
|
SP
|
NO
|
|
Research and development
|
NO
|
NO
|
NO
|
NO
|
SP
|
NO
|
|
Light manufacturing
|
NO
|
NO
|
NO
|
NO
|
SP
|
NO
|
|
Spa, salon or personal service establishments
|
NO
|
NO
|
PB
|
NO
|
PB
|
NO
|
|
Nursing home/memory care/assisted living, rehabilitation center,
hospice, continuing care retirement community
|
NO
|
NO
|
PB
|
NO
|
PB
|
NO
|
|
Community center or social club
|
NO
|
NO
|
YES
|
NO
|
NO
|
NO
|
|
Arts center (performance space, gallery, exhibition, museum,
arts education)
|
SP
|
NO
|
YES
|
SP
|
YES
|
NO
|
|
Recreation, nonprofit or municipal (buildings)
|
NO
|
NO
|
PB
|
NO
|
PB
|
NO
|
|
Recreation, for-profit
|
NO
|
NO
|
PB
|
NO
|
SP and PB
|
NO
|
|
Passive recreational uses (outdoors)
|
YES
|
YES
|
YES
|
YES
|
YES
|
YES
|
|
Education, museum
|
SP
|
NO
|
SP
|
SP
|
YES
|
NO
|
|
Governmental
|
NO
|
NO
|
SP
|
NO
|
SP
|
YES
|
|
Parking (shared-use and off-site)
|
SP
|
SP
|
PB
|
NO
|
PB
|
YES
|
|
Open air amphitheatre
|
SP
|
NO
|
NO
|
NO
|
NO
|
NO
|
A.
Housing marketing and selection plan. Prior to obtaining plan approval for any proposed project, the applicant shall submit a housing marketing and resident selection plan that complies with the Town of Medfield's Inclusionary Housing Bylaw. (Medfield's Inclusionary Bylaw is § 300-14.16.) The Town has also adopted a Housing Production Plan to advance inclusionary zoning. The Town intends for a fair housing compliant residential selection process.
B.
Number of affordable units. Not less than the required number of
affordable units in proposed projects shall be affordable units. For
purposes of calculating the required number of affordable units required
within a proposed project, any fractional unit of 0.5 or greater shall
be deemed to constitute a whole unit.
(1)
An individual building within a proposed project may have more
or less than the required number of affordable units, provided that
the aggregate number of affordable units within a proposed project
is equal to or greater than the required number of affordable units
calculated on the basis of the total number of units within the proposed
project at the time certificates of occupancy for all buildings within
the proposed project are issued.
(2)
Two proposed projects in which one project contains less than
the required number of affordable units and one contains sufficient
affordable units so that the required number of affordable units for
both proposed projects is met may be proposed and approved together,
provided that no certificate of occupancy shall be granted to the
proposed project with fewer affordable units until a certificate of
occupancy is granted to the proposed project with more affordable
units.
(3)
The Town of Medfield may require submittal of a surety, bond
or other financial guarantee to guarantee the construction of the
required number of affordable units in a proposed project consisting
of multiple buildings where the actual number of affordable units
may be less than the required number of affordable units on a pro
rata basis at any point during the construction process.
C.
Requirements. Affordable housing within the MSHD shall comply with
the following requirements:
(1)
For an affordable rental unit, the monthly rent payment, including
utilities and parking, shall not exceed 30% of the maximum monthly
income permissible for an eligible household, assuming 1.5 persons
per bedroom, unless other affordable program rent limits applicable
to an eligible subsidy shall apply.
(2)
For an affordable homeownership unit, the monthly housing payment,
including mortgage principal and interest, private mortgage insurance,
property taxes, condominium and/or homeowners' association fees, insurance
and parking, shall not exceed 30% of the maximum monthly income permissible
for an eligible household, assuming 1.5 persons per bedroom unless
other affordable program limits applicable to an eligible subsidy
shall apply.
(3)
Affordable housing offered for rent or sale shall be rented
or sold to and occupied only by eligible households.
D.
Design and construction. Affordable units shall be dispersed throughout
the proposed project of which they are part, shall be comparable in
construction quality equivalent to that of other housing units in
the proposed project and shall have exteriors that are equivalent
in design and materials to the exteriors of other housing units in
the proposed project. The total number of bedrooms in the affordable
housing shall be proportionate to the total number of bedrooms in
all of the units in a proposed project of which the affordable housing
is part.
E.
Affordable housing restriction. Each affordable unit shall be subject
to an affordable housing restriction recorded with the Norfolk County
Registry of Deeds or Norfolk County Registry District of the Land
Court, as applicable that must be senior in priority to all mortgages
and other liens on the proposed project and that must include, at
a minimum, the following:
(1)
A specification of the term of the affordable housing restriction
which shall be in perpetuity;
(2)
The name and address of one or more agencies designated with
the power to monitor and enforce the affordable housing restriction,
including the administering agency;
(3)
A description of the affordable units by address and number
of bedrooms, a description of the proposed project and an indication
whether the units are affordable rental units or affordable homeownership
units;
(4)
A reference to a marketing and resident selection plan to which
the affordable housing is subject and that includes an affirmative
fair housing marketing program, including public notice and a fair
housing compliant resident selection process. The marketing and resident
selection plan may provide for local preferences in resident selection
to the extent consistent with applicable law. The plan shall designate
the household size appropriate for an affordable unit with respect
to bedroom size and provide that preference for such affordable unit
shall be given to a household of appropriate size;
(5)
A requirement that buyers or tenants will be selected at the
initial sale or initial rental and upon all subsequent sales and rentals
from a list of eligible households compiled in accordance with the
marketing and resident selection plan;
(6)
Reference to the formula pursuant to which rent of an affordable
rental unit or the maximum sale/resale price of an affordable homeownership
unit will be set;
(7)
A statement that the affordable housing restriction is intended
to have lien priority over all mortgages and other monetary encumbrances;
(8)
A requirement that only an eligible household may reside in
an affordable unit and that notice of any lease or sublease of an
affordable unit shall be given to the administering agency;
(9)
A provision for effective monitoring and enforcement of the
terms and provisions of the affordable housing restriction by the
administering agency;
(10)
A provision that the affordable housing restriction on an affordable
homeownership unit shall run in favor of the administering agency
and the Town in a form approved by municipal counsel, and shall limit
initial sale and re-sale and occupancy to eligible households;
(11)
A provision that the affordable housing restriction on an affordable
rental unit shall run in favor of the administering agency and the
Town in a form approved by the municipal counsel, and shall limit
rental and occupancy to eligible households;
(12)
A provision that any owner or manager of any affordable rental
unit shall file an annual report to the administering agency, in a
form specified by that agency, certifying compliance with the provisions
of this article and containing such other information as may be reasonably
requested in order to ensure affordability; and
(13)
A requirement that residents in affordable housing provide such
information as the administering agency may reasonably request in
order to ensure continuing affordability eligibility.
F.
Administering agency. The administering agency shall ensure the following:
(1)
Prices of affordable homeownership units and rental rates for
affordable rental units are properly computed;
(2)
Income eligibility of households applying for affordable housing
is properly and reliably determined;
(3)
The marketing and resident selection plan conforms to all requirements
and is properly administered;
(4)
Sales and rentals are made to eligible households chosen in
accordance with the marketing and resident selection plan; and
(5)
Each affordable housing unit is encumbered by an affordable
housing restriction that meets the requirements of this article and
is properly recorded.
G.
Age restrictions. The MSHD does not impose age restrictions on proposed
projects, but the development of specific proposed projects within
the MSHD may be exclusively for the elderly, persons with disabilities,
or assisted living. Any proposed project that includes age-restricted
residential units shall comply with applicable fair housing laws and
regulations.
H.
Computation. Prior to the granting of any building permit for any
housing component of a proposed project, the applicant must demonstrate,
to the satisfaction of the Administrating Agency, that the method
by which the affordable rents or affordable purchase prices will be
computed is consistent with DHCD guidelines for affordability applicable
to the Town of Medfield.
The dimensional requirements set forth as set forth in Table
3, Design Guidelines for MSHD and Dimensional Requirements shall apply
to all proposed projects in the MSHD and are incorporated herein by
reference.
A.
Mixed-use. The total gross floor area devoted to non-residential
uses within a mixed-use building shall not exceed 85% of the total
gross floor area of the proposed project.
B.
Architectural access board and americans with disabilities act. Notwithstanding
the above, minor footprint extensions shall be permitted if necessary
to comply with requirements of the Massachusetts Architectural Access
Board or the Americans with Disabilities Act.[1]
[1]
Editor's Note: See 42 U.S.C. § 12101 et seq.
The following parking requirements shall be applicable in the
MSHD. The purpose of these parking requirements is to encourage the
MSHD to be pedestrian-friendly, with alternative travel modes encouraged,
including the use of bicycles and automated electric vehicles (AEVs),
as appropriate. Parking requirements within the MSHD are as follows:
A.
Location and landscaping. Parking areas and lots should be landscaped
and dispersed throughout the MSHD as outlined in the Medfield State
Hospital Strategic Reuse Master Plan. Parking lots should be connected
with pedestrian walkways and the sidewalk and trail system. Parking
lots in the Core Campus Sub-Zone shall be minimized.
(1)
Low impact design (LID) landscaping is required for each parking
area. LID landscaping plans shall denote a drainage design where 75%
or more of the first 1/2 inch of stormwater runoff from impervious
surfaces is treated for water quality by a combination of LID techniques
in accordance with the most recent version of the Massachusetts DEP
Stormwater Management Manual. Acceptable LID techniques shall include
vegetated swales, rain gardens or bioretention facilities, permeable
pavers, infiltration facilities and constructed wetlands. Cisterns
and grey water systems that recycle stormwater runoff may also be
included in these calculations. Native plants shall be used whenever
possible. Invasive species shall be avoided.
(2)
With respect to parking areas that will contain fewer than 10
spaces, compliance with respect to the design standards set forth
in this article shall be determined by the Zoning Enforcement Officer.
B.
Minimum parking space requirements. Table 2 contains the minimum
parking requirements for the MSHD.
C.
Handicap access parking. All off-street parking areas with eight
or more parking spaces shall contain spaces designed for handicapped
access. In addition to the regulations herein, all off-street parking
facilities must comply with the currently applicable Rules and Regulations
of the Architectural Access Board of the Commonwealth of Massachusetts
to the extent the same are in force and effect.
D.
Shared parking. The use of shared parking to fulfill parking demand
for uses with demands at different times of the day may be permitted
by the plan approval authority if the applicant can demonstrate that
shared parking spaces will meet parking demands by using accepted
methodologies (e.g., the Urban Land Institute Shared Parking Report,
ITE Shared Parking Guidelines, or other approved studies).
E.
Reduction of parking requirement. The required amount of parking
may be reduced at the discretion of the plan approval authority upon
a showing that the lesser amount of parking will not cause excessive
congestion or endanger public safety and that the lesser amount of
parking will provide positive environmental or other benefits. The
plan approval authority may consider:
(1)
Shared use parking spaces serving uses having a peak user demand
at different times;
(2)
Age, income or other characteristics of the likely occupants
that are likely to result in lower motor vehicle usage;
(3)
Such other factors as may be considered by the plan approval
authority, including whether the reduction of parking requirements
is likely to encourage the use of public transportation; shared transport
services such as taxicabs, ride-sharing or short-term vehicle rentals;
or encourage the development to be more pedestrian-friendly;
(4)
Impact of the parking requirement on the physical environment
and historic resources of the affected lot or the adjacent lots, including
reduction in green space, destruction of significant existing trees
and other vegetation, significant negative impact on historic resources
or impairment of the integrity of the historic MSH landscape.
F.
Off-site parking. Required parking may be located at nearby sites
within the MSHD District.
G.
Parking maximums. The proposed amount of parking to be provided shall
not exceed 180% of the minimum parking requirements set forth in Table
2.
H.
Electric vehicle charging stations. Electric vehicle charging stations
shall be provided at a ratio of one charging station per 35 vehicles.
I.
Bicycle parking. In addition to motor vehicle parking, bicycle parking
shall be provided. One bicycle parking space per seven residential
dwelling units shall be provided. For non-residential uses, one bicycle
parking space per 10 motor vehicle parking spaces shall be provided.
|
Table 2
| |
|---|---|
|
Minimum Required Motor Vehicle Parking for Development by Land
Use/Building Type in MSHD
| |
|
Land Use
|
Required Minimum Parking
|
|
Senior housing (SF cottages)
|
1 per unit
|
|
Duplexes or triplexes
|
2 per unit
|
|
Low-/mid-rise housing
|
1.23 per unit
|
|
Senior adult housing - attached
|
0.59 per unit
|
|
Assisted living/nursing care
|
0.41 per unit
|
|
Office building
|
2.84 per 1,000 square feet
|
|
Hotel or inn
|
1.2 per occupant room
|
|
Function space
|
1 per 40 square feet of function space
|
|
Live theatre
|
0.25 per seat
|
|
Library, art center, community facility
|
2.61 per 1,000 square feet
|
|
Restaurant/cafe
|
0.2 per seat
|
|
Retail
|
2.87 per 1,000 square feet
|
|
Education/classroom
|
1 per 5 seats in a classroom
|
|
NOTES:
|
|---|
|
When units or measurements that determine the number of required
parking spaces for motor vehicles or bicycles result in a requirement
of a fractional space, a fraction over 1/2 shall require one parking
space.
|
The plan approval authority shall adopt and file with the Town
Clerk PAA rules relative to the application requirements and contents
for plan review. The plan review process encompasses the following:
A.
Pre-application review. The applicant is encouraged to participate
in a pre-application review at a regular meeting of the plan approval
authority. The applicant and/or its designee and the applicant's engineering
and other technical experts should attend in order to facilitate pre-application
review and to obtain the advice and direction of the plan approval
authority prior to filing the application. At the preapplication review,
the applicant shall outline the proposal and seek preliminary feedback
from the plan approval authority, other municipal review entities,
and members of the public.
B.
Application procedures. An application shall be filed by the applicant
with the Town Clerk. A copy of the application, including the date
of filing of the application, shall be filed simultaneously by the
applicant with the plan approval authority. Application submissions
must include a hard copy as well as an electronic copy in PDF, and
in CAD format for plan documents. Said filing shall include any required
forms provided by the plan approval authority. As part of any application
for a proposed project, the applicant must submit the following documents,
if applicable, to the plan approval authority and the administering
agency:
C.
Required documentation. The application shall be accompanied by a
development plan and supporting documentation in a form specified
by the PAA rules that shall show, among other data, the following.
(1)
The perimeter dimension of the lot or development rights area;
(2)
Assessor's Map, lot and block numbers;
(3)
All existing and proposed buildings, structures, building setbacks,
parking spaces, driveway openings, distances between buildings, viewsheds,
exterior measurements of individual buildings, driveways, service
areas, and open areas;
(4)
Internal roads, sidewalks and parking areas for motor vehicles
and bicycles (with dimensions of paving and indication of number of
parking spaces);
(5)
All facilities for sewage, refuse and other waste disposal and
for surface water drainage;
(6)
All proposed and existing landscaping features, such as fences,
walls, planting areas, viewsheds, walkways, seating areas, or gathering
areas in and within 300 feet of the development area;
(7)
Existing major natural features, including streams, wetlands,
and all trees five inches or larger in caliper (Caliper is the girth
of the tree at approximately waist height.);
(8)
Scale and North arrow (minimum scale of one inch equals 40 feet);
(9)
Total site area in square footage and acres and areas to be
set aside as public open space, if appropriate;
(10)
Percentage of lot coverage, including the percentage of the
lot covered by buildings and percentage of open space, if appropriate;
(11)
The proposed residential density in terms of dwelling units
per acre and types of proposed commercial uses in terms of the respective
floor area, and recreation areas, and number of units proposed by
type; number of one-bedroom units; two-bedroom units, etc., if appropriate;
(12)
Location sketch map (indicating surrounding streets and properties
and any additional abutting lands owned or controlled by the applicant);
(13)
Representative elevation sketches of buildings (indicate height
of building and construction material of the exterior facade);
(14)
Typical unit floor plan for residential uses. (Floor plan should
be indicated for each type of unit proposed: either one bedroom, two
bedrooms or more.) The area in square feet of each typical unit should
be indicated;
(15)
Developer's (or developer's representative) name, address and
phone number;
(17)
Any other information, which may include required traffic, school
and/or utilities impact study, in order to adequately evaluate the
scope and potential impacts of the proposed project.
D.
Rehabilitation plans.
(1)
If living quarters are to be rehabilitated, or areas to be converted
into living quarters, in addition to the required development plan,
copies of the following plans shall be furnished:
(a)
A floor plan of each floor on which remodeling is to be done
or areas converted into living quarters;
(b)
A floor plan showing the stairways, halls, door openings into
and exit doors of each floor or floors where remodeling or converting
is to be done; and
(c)
An elevation of the parts of the building where outside stairways
or fire escapes are to be located.
(2)
The plans and elevations shall be clearly illustrated. The scale
of each plan should be 1/4 inch equals one foot or larger.
E.
Additional documentation and certifications. The application shall also be accompanied by other such plans and documents as may be required by the plan approval authority to make the findings required by § 300-20.11 below. All development plans, including site plans, landscape plans and building plans and elevations, shall be prepared, as appropriate, by an architect, landscape architect, and/or civil engineer licensed in the Commonwealth of Massachusetts. All plans shall be signed and stamped, and drawings prepared at a scale of one inch equals 40 feet or larger, or at a scale as approved in advance by the plan approval authority. Upon written request, the plan approval authority may, at its discretion, waive the submission by the applicant of any of the required information, so long as the applicant provides some written information on each of the above items and explains why a waiver from a requirement for more detailed information is appropriate.
F.
Application fee. The applicant shall be required to pay the application
fee at the time of application as set forth in the PAA rules.
G.
Circulation of application. Upon receipt of a complete application
by the plan approval authority, the plan approval authority shall
distribute the application to the administering agency, the Affordable
Housing Committee, the Affordable Housing Trust, the Board of Health,
the Board of Selectmen, the Building Commissioner, the Conservation
Commission, the Fire Chief, the Medfield Historic Commission, the
Farm and Hospital Historic District Commission, the Housing Authority,
the Town Planner, the Police Chief, the Public Works Department, and
the Water and Sewer Commission for review and comment. Any reports
from these parties shall be submitted to the plan approval authority
within 30 days after filing of the application.
A.
Hearing. The plan approval authority shall hold a public hearing
for which notice has been given as set forth below. The public hearing
and review of all applications shall be in accordance with the procedures
of this article and the Medfield Zoning Bylaw. The plan approval authority
shall, at the applicant's expense, provide mail notice of said hearing
to all parties in interest in accordance with the procedures set forth
in MGL c. 40A, § 11.
B.
Notice of public hearing. Notice shall be given by publication in
a newspaper of general circulation in the Town once each of two successive
weeks, the first publication to be not less than 14 days before the
day of the hearing and by posting in a conspicuous place in the Town
Hall for a period of not less than 14 days before the day of such
hearing. In all cases, where notice to individuals, municipal officers,
agencies or boards is required, notice shall contain the name of the
applicant, a description of the area or premises, street address,
if any, or other adequate identification of the location that is the
subject of the application, the date, time, and place of the public
hearing, the subject matter of the hearing, and the nature of action
requested, if any. No such hearing shall be held on any day on which
a state or municipal election, caucus or primary is held.
C.
Administering agency review. Prior to granting of any plan approval for a proposed project, the applicant must demonstrate to the satisfaction of the administering agency, if applicable, i) that the method by which affordable rents or affordable purchase prices will be computed and eligible households will be selected are consistent with § 300-20.6, ii) that the proposed affordable housing restriction meets the requirements of § 300-20.6 and iii) that the proposed project otherwise complies with the provisions of § 300-20.6. Upon making this finding, the administering agency shall submit in writing to the plan approval authority notice that the affordability components of the proposed project are consistent with the provisions of § 300-20.6.
D.
Peer review fees. The applicant shall be required to pay for reasonable
consulting fees to provide peer review of the application for the
benefit of the plan approval authority, pursuant to MGL c. 44, § 53G.
Such fees shall be held by the Town in a separate account and used
only for expenses associated with the review of the application by
outside consultants, including, but not limited to, attorneys, engineers,
urban designers, historic preservation consultants, housing consultants,
planners, landscape architects and others. Any surplus funds remaining
after the completion of such review shall be returned to the applicant,
without interest. All peer reviewers shall be licensed in the Commonwealth
of Massachusetts in their respective disciplined and recognized as
an authority in their specialty.
A.
Plan approval decision. The plan approval authority shall make a
decision on an application and shall file said decision, together
with the detailed reasons therefor, with the Town Clerk, within 180
days of the receipt of the application by the Town Clerk. The required
time limit for public hearings and taking of action by the plan approval
authority may be extended by written agreement between the applicant
and the plan approval authority, with a copy of such agreement being
filed with the Town Clerk. Failure of the plan approval authority
to take action within said 180 days or extended time, if applicable,
shall be deemed to be plan approval of the application.
B.
"Failure to act" de facto approval. An applicant who seeks plan approval
because of the plan approval authority's failure to act on an application
within the 180 days or extended time, if applicable, must notify the
Town Clerk in writing of such plan approval, within 14 days from the
expiration of said time limit for a decision. Such notice shall state
that a copy of the notice has been sent by the applicant to the parties
in interest by mail and such notice shall specify that appeals, if
any, shall be made pursuant to the Zoning Enabling Act[1] and shall be filed within 20 days after the date the Town
Clerk received such notice from the applicant that the plan approval
authority failed to act within the time prescribed.
[1]
Editor's Note: See MGL c. 40A.
C.
Form of decision. The plan approval authority's findings, including
the basis of such findings, shall be stated in a written decision
of plan approval, conditional plan approval, or denial of the application.
The written decision shall contain the name and address of the applicant,
identification of the land affected and its ownership, and reference
by date and title to the plans that were the subject of the decision.
The written decision shall certify that a copy of the decision has
been filed with the Town Clerk and that all plans referred to in the
decision are on file with the plan approval authority. The decision
of the plan approval authority, together with the detailed reasons
therefor, shall also be filed with the Building Commissioner. A copy
of the decision shall be mailed to the owner and to the applicant,
if other than the owner, by the plan approval authority. A notice
of the decision shall be sent to the parties in interest and to persons
who requested a notice at the public hearing.
D.
Waivers. Upon request of the applicant, the plan approval authority
may waive dimensional and other requirements set forth in the MSHD
in the interests of design flexibility and overall project quality,
and upon a finding that such variation is consistent with the overall
purpose and objectives of the MSHD and advances the goals and objectives
of the Medfield State Hospital Strategic Reuse Master Plan, or if
it finds that such waiver will allow the proposed project to achieve
the density, affordability, mix of uses, and/or physical characteristics
allowable under the provisions of the MSHD.
E.
Project phasing. The authority, as a condition of plan approval,
may allow a proposed project to be phased at the request of the applicant,
or it may require a proposed project to be phased for the purpose
of coordinating development with the construction of planned infrastructure
upgrades or to mitigate any extraordinary adverse project impacts
on nearby properties, either within or without the MSHD. For proposed
projects that are approved and developed in phases, the total number
of affordable units in the proposed project shall not, at any time,
be less than a pro rata portion of the required number of affordable
units applicable to the entire proposed project.
F.
Criteria for plan approval.
(1)
An application shall be reviewed by the plan approval authority
for consistency with the purpose and intent of this article. The plan
approval authority shall approve the proposed project upon the following
findings:
(a)
The applicant submitted the required fees and information as
set forth in the PAA rules;
(b)
The proposed project and development plan as described in the
application meet all of the requirements and standards set forth in
this article and applicable design guidelines for the MSHD, or a waiver
has been granted therefrom; and
(c)
Any extraordinary adverse potential impacts of the proposed
project on nearby properties have been adequately mitigated.
(2)
For a proposed project subject to the affordability requirements of § 300-20.6, compliance with § 300-20.9B above shall include written confirmation by the administering agency that all requirements of § 300-20.6 have been satisfied, as described in § 300-20.10C above.
G.
Criteria for conditional approval. The plan approval authority may
impose conditions on a proposed project as necessary to ensure compliance
with the requirements of this article and applicable design guidelines
or to mitigate any extraordinary adverse impacts of the proposed project
on nearby properties.
H.
Criteria for plan disapproval. The plan approval authority may deny
an application pursuant to this article only if the plan approval
authority finds one or more of the following:
(1)
The proposed project does not meet the requirements and standards
set forth in this article or the applicable design guidelines;
(2)
The applicant failed to submit information and fees required
by this article and necessary for an adequate and timely review of
the design of the proposed project or potential impacts of the proposed
project; or
(3)
It is not possible to adequately mitigate significant adverse
impacts of the proposed project on nearby properties by means of suitable
conditions.
I.
Validity of decision. A plan approval shall not lapse, provided that
construction has commenced within two years after the decision is
issued, which time shall be extended by the time required to adjudicate
any appeal from such plan approval. Said time shall also be extended
by the plan approval authority upon a showing by the applicant that
the applicant is actively pursuing other required permits for the
proposed project or there is other good cause for the failure to commence
construction or as may be provided in a plan approval for a multi-phase
proposed project.
J.
Upon approval of a proposed project by the plan approval authority,
but prior to construction, a preconstruction conference must be held
with the Town Planner, the Building Commissioner and any other Town
staff that the Building Commissioner or the Town Planner considers
appropriate. Prior to first occupancy, a pre-certificate of occupancy
meeting must be held with the Town Planner, the Building Commissioner
and any other Town staff that the Building Commissioner or the Town
Planner considers appropriate.
A.
Minor change. After plan approval, an applicant may apply to make minor changes in a proposed project involving minor utility or building orientation adjustments, or minor adjustments to parking or site details that do not affect the overall buildout or building envelope of the site, or provision of open space, number of housing units, housing need or affordability features. Such minor changes must be submitted to the plan approval authority on application forms provided by the plan approval authority, including, if appropriate, redlined prints of the approved plan reflecting the proposed change(s). The authority may authorize such changes without the need to hold a public hearing and shall set forth any decision in accordance with § 300-20.11 above.
B.
Major change. Any change deemed by the plan approval authority to
constitute a major change to a proposed project because the nature
of the change in relation to the prior approved plan, or because such
change cannot be appropriately characterized as a minor change as
described above, shall be processed by the plan approval authority
as a new application pursuant to this article.
Any proposed project undergoing the plan approval process shall
be subject to design guidelines as set forth in this article. The
purpose of the design guidelines is to ensure that new development
shall be of high quality, and shall be compatible with the character
of building types, streetscapes, and other community features traditionally
found in the area of the MSHD. The design guidelines may be supplemented
from time to time by the plan approval authority.
A.
Campus character and context. The Medfield State Hospital campus
is a unique setting both for its historic buildings and its natural
features. Characterized by a clear campus "quadrangle" atop a hillcrest,
the main campus offers views of rolling hills, forested areas, and
the Medfield Charles River Gateway to the west. Maintaining these
viewsheds is a top priority for the site, and has informed strategies
for renovation and new construction, parking and landscape planting.
(1)
Campus setting.
(a)
Medfield State Hospital Campus. New construction on the main
campus area is limited in order to maintain consistent rhythm of perimeter
buildings and views between the buildings to the surrounding landscape.
New development shall be compatible in relationship to the campus
context and surrounding structures in terms of solid to void massing,
rhythm and spacing between buildings, setback patterns of buildings
and porches, overall building massing and form.
(i)
The viewshed between buildings, especially to the
north, west and south, is to be maintained.
(ii)
The rhythm/spacing of buildings of the Core Campus
should be maintained.
(iii)
Reuse of existing buildings and new construction
should orient structures toward the primary street, and main building
entries should be from the primary street. (Refer to "Frontage" in
Table XII-5 for additional information.)
(iv)
Appropriately designed additions which respect
existing building features permitted at the rear of buildings.
(v)
Additions linking buildings are permitted on the
east side of the Core Campus only, where they least disrupt viewsheds.
(vi)
Links on the east perimeter of the Core Campus
should be set back from the inner street face of buildings and appear
to be distinct in materials; glazing is preferred.
B.
Historic preservation. Adherence to the Secretary of the Interior's
Standards for Treatment of Historic Properties with Guidelines for
Preserving, Rehabilitating and Reconstructing Historic Buildings is
a core part of preservation of the Medfield State Hospital properties.
Within the standards, the Secretary of the Interior's Standards for
Rehabilitation provide the best guidance for the Medfield State Hospital
redevelopment. Principles for preservation include:
(1)
Removal or alteration of historic features is discouraged; repair
is preferred.
(2)
Replacement of historic materials or features should be based
on evidence, and new materials should match those being replaced as
best possible.
(3)
Additions should not impact integrity of the original building
if removed in the future.
(4)
Cleaning, repair and replacement. Specific approaches for dealing
with cleaning, repair and replacement of materials are as follows:
(a)
Retain and repair original materials wherever possible.
(b)
Replace deteriorated material with matching materials.
(c)
Match masonry and mortar as closely as possible.
(d)
Clean masonry with gentlest method possible.
(e)
Avoid using waterproofing or water-repellent coatings on masonry.
(f)
Do not paint masonry.
|
Table 3
| |||
|---|---|---|---|
|
Design Guidelines for MSHD and Dimensional Requirements
| |||
|
Sub-Zone/Area
|
Footprint
|
Frontage
|
Height
|
|
Core Campus: West Perimeter of Quad
|
Limited to existing building footprints, plus the area of previous
porches.
|
Maintain line of existing building frontage facing the quadrangle.
|
Maintain height, cornice line and floor-to-floor levels consistent
with existing structures. [See § 300-20.13C(1).]
|
|
Core Campus: North Perimeter of Quad
|
Limited to existing building footprints. Extensions to the north
are possible but not to exceed 100% of the existing footprint. Planning
Board approval required.
|
Maintain line of existing building frontage facing the quadrangle.
|
Maintain height, cornice line and floor-to-floor levels consistent
with existing structures. [See § 300-20.13C(1).]
|
|
Core Campus: East Perimeter of Quad
|
Limited along East Street to existing building footprints, plus
the area of previous porches. Connections between buildings are allowed,
with a maximum footprint of 2,000 square feet each. Planning Board
approval required. New construction permitted on site of former TB
Cottage, east of South Street and west of Stonegate Drive.
|
Maintain line of existing building frontage facing the quadrangle.
New link construction should be set back from the inner street face
of buildings, and appear to be distinct in materials; glazing preferred.
|
Maintain height, cornice line and floor-to-floor levels consistent
with existing structures. [See § 300-20.13C(1).]
|
|
Core Campus: South Perimeter of Quad
|
Limited to existing building footprint; additions or extensions
are prohibited.
|
Maintain line of existing building frontage facing the quadrangle.
|
Maintain height, cornice line and floor-to-floor levels consistent
with existing structures. [See § 300-20.13C(1).]
|
|
Core Campus: Core of Quad
|
Where additions to existing structures are permitted per the
Master Plan, footprint of addition not to exceed 50% of existing footprint.
If Building 27B is demolished, new construction of up to 50% of the
existing building foot print may be permitted, subject to design review.
Planning Board approval required.
|
N/A
|
Maintain height, cornice line and floor-to-floor levels consistent
with existing structures. [See § 300-20.13C(1).]
|
|
West Slope
|
Limited to existing building footprints, with the exception
of the area north of North Street, where new construction residential
uses are permitted.
|
N/A
|
Maintain height, cornice line and floor-to-floor levels consistent
with existing structures [See § 300-20.13C(1).], with the
exception of the area north of North Street where a maximum of 40
feet to the lower edge of the roof eave is permitted.
|
|
Cottage Arboretum
|
New construction with a maximum footprint of 3,600 square feet
is permitted; new construction should be sited so as not to impact
or remove existing specimen trees.
|
Minimum 15 feet, and maximum of 30 feet from the edge of the
ROW.
|
Maximum 35 feet to peak of roof.
|
|
Water Tower
|
New construction prohibited, with the exception of parking with
solar panels above, single-story accessory structures for parking
and community gardens, and for public water supply purposes.
|
N/A
|
Maximum 12 feet to the bottom of the roof eave for accessory
parking structures.
|
|
North Field
[Amended 6-21-2022 STM by Art.
2] |
New construction of structures that support public recreation
and arts use allowed through special permit. Structures must not impact
the viewshed or night sky. The portion of the North Field area that
may have new construction with a special permit may not exceed 360
feet north of the center line of North Street. Existing Building 13
may be redeveloped/rehabilitated for multi-family residential; limited
to existing building footprints, plus the area of previous porches,
plus ancillary parking, infrastructure, and landscaping.
|
Structures must be sited so as not to impact the viewshed.
| |
|
The Green
|
New construction of structures that support public recreation and arts use allowed thru special permit. Structures must not impact the viewshed or night sky. The maximum percentage of lot coverage as defined in § 300-2.1 shall be no more than 30%.
|
Structures must be sited so as not to impact the viewshed.
| |
C.
Buildings. To address how rehabilitation and new construction projects
best fit in with the established context of the campus, the design
guideline criteria for buildings address massing and form, site relationships,
orientation, fenestration and materials.
(1)
Design and massing.
(a)
Existing building character. The existing campus buildings on
the MSH campus are characterized by:
(i)
Steep-pitched, slate roofs with dormers, clerestories
and chimneys.
(ii)
A three-part massing consisting of: a base (an
exposed basement/lower level), a two-story section with generous floor-to-floor
heights, and a steep pitched roof.
(iii)
Wood porches and entry stairs protrude from the
main brick building massing.
(b)
Building rehabilitation. Effort should be made to rehabilitate
existing structures in order to maintain the historic campus setting.
To this end:
(i)
Building features removed over time, such as verandas,
porches and entry stoops should be reconstructed or may be integrated
into the building as part of new uses.
(ii)
New construction need not replicate existing buildings,
but should reflect the massing, floor heights and character of the
existing buildings in order to promote a consistent appearance across
the campus.
(iii)
New construction should match the cornice height
and floor-to-floor dimension of existing buildings in order to reflect
the scale of the campus setting.
(iv)
Any new construction should maintain a consistent
building line relative to the street in the Core Campus area.
(v)
New construction should maintain a distance between
structures, existing or new, that is consistent with the existing
Core Campus building footprints.
(2)
Windows and doors. Guidelines for window openings and glazing,
door openings and doors are as follows:
(a)
New glazing is acceptable if elements are consistent in scale,
rhythm, color, and transparency with campus setting.
(b)
Existing door and window openings should be retained; do not
enlarge or reduce size of existing openings.
(c)
Replacement windows on existing structures should match original
window mullions and details.
(d)
Rhythm or pattern of door and window openings should be consistent
with that of the original buildings.
(3)
Materials. Material choices for new construction and renovations
are important in the context of the historic campus and natural areas
of Hospital Road.
(a)
Character of existing materials in Medfield State Hospital North
buildings. The current campus is characterized by brick buildings
with slate roofs, and white painted wood window frames, porches and
details. The brick construction incorporates detail on the cornice
line and eave area, around window openings and at entryways.
(b)
Materials for rehabilitation and new construction on MSH North.
While not limited to the existing palette of existing materials, new
construction should reflect the quality of construction and durability
of materials in existing historic context. While some new materials
may better address maintenance issues, their appearance may not be
in keeping with the historic character of the campus. For this reason,
materials such as vinyl siding and brick veneer are prohibited.
(c)
Electric and gas. ENERGY STAR® - conservation-rated lighting, appliances, and heating and cooling
systems should be used in both rehabilitation and new construction
throughout MSHD. Renewable energy technologies, such as solar energy,
geothermal, microgrids and waste heat recovery are encouraged; wind
turbines and stand-alone ground-mounted solar arrays are not encouraged.
(d)
Water. WaterSense - conservation-rated products and services
should be used in both rehabilitation and new construction throughout
MSHD. WaterSense products include, but are not limited to, low-flush
toilets, water-reducing shower heads, and water-conserving appliances.
Water-saving methods, such as capturing groundwater runoff and recycling
gray water for irrigation, are encouraged.
(4)
Roofs.
(a)
MSH North. The MSH campus buildings are distinguished by steep-pitched,
slate roofs.
(i)
As character-giving elements of the buildings,
existing hip roofs, dormers, and clerestories should be preserved.
(ii)
Details of roof construction such as cornices,
brackets, gutters, and cupolas, should be preserved.
(iii)
Deteriorated roof materials should be replaced
with like materials, or if not feasible, with materials that approximately
match the existing in size, shape, color, texture, and installation
method.
D.
Infrastructure.
(1)
Streets and sidewalks. Streets and sidewalks should be compatible
with the historic fabric of the MSH campus and in keeping with the
Secretary of the Interior's Standards for the Treatment of Historic
Properties.
(2)
Utilities. The impact of utilities on viewsheds and on the historic
fabric of the campus should be minimized. To this end:
(a)
Utilities and infrastructure should be installed underground
so as not to impact the character of the campus or disrupt viewsheds.
(b)
Utility infrastructure elements, such as electrical boxes, standpipes
and similar items, should be located to the rear of buildings, out
of view from the main campus quadrangle. Utility infrastructure elements
should be screened from view with landscape treatment.
E.
Access and parking.
(1)
Public parking. Public parking to support public access to site
is to be provided. Public parking should also be provided for visitors
to residential homes and for customers of commercial and nonprofit
uses.
(a)
The primary public parking areas should be concentrated at the
entry road by Building 2, and near the access point to the Medfield
Charles River Gateway in the northwest corner of the property. Additional
smaller-scale public parking areas should be distributed across the
MSH Core Campus, West Slope and Water Tower areas.
(b)
On-street parking is permissible per the Master Plan.
(c)
One bump-out with vegetation is required for every 10 or fewer
parking spaces.
(2)
Building entrances.
(a)
In the Core Campus area, primary building entrances should match
the historic pattern of building stoops and porches, and be oriented
toward the campus core road.
(b)
In other areas of the MSH site, primary building entrances should
be oriented toward the addressing street.
(c)
Secondary building entrances from parking areas may be located
at the rear or sides of buildings.
(3)
Garage and parking entrances. Garage and parking entrances should
be from the rear of buildings on the Core Campus quadrangle so as
to support a pedestrian-oriented walkable core area and not visually
disrupt the main campus circulation.
(4)
Parking areas.
(a)
Parking should be provided based on the Institute of Transportation
Engineers (ITE) Parking Generation, 4th Edition, for average peak
period parking demand.
(b)
Ample storage area for snow removal should be located so as
to not damage the campus landscape or impact the natural areas surrounding
the campus.
(c)
Parking should be screened from view and preferably located
at the rear of buildings.
(d)
Parking on the Green is limited to special event parking, if
necessary.
(e)
Shared-use parking with MSH patrons and residents should be
developed in conjunction with the prospective siting of municipal
recreational facilities or other uses south of Hospital Road.
F.
Landscape. The essence of Medfield State Hospital's character lies
in the contrast between the formality of the hilltop campus and the
surrounding pastoral landscape. Development on the campus should respect
this framework through contextual siting of buildings and appropriate
enhancements to the campus landscape.
(1)
Landscape setting.
(a)
Maintain the thoughtfully and creatively designed landscape
within the Core Campus.
(b)
Maintain the open, rolling pastoral landscape of the Historic
Farm and Hospital District along both sides of Hospital Road.
(c)
Maintain the historic gateway and entrances to the site and
the tree-lined historic entry drives — Stonegate Drive, which
runs along the existing ridgeline and Service Drive.
(d)
Preserve and retain existing stone walls. New entry walls, site
walls or stone fencing should be of fieldstone to match the existing
campus entry gates and walls.
(e)
Preserve the connection to the Charles River from the Core Campus.
(f)
Restore and preserve the Common to the west of Lee Chapel.
(g)
With the demolition of Building 27B, enlarge the landscaped
park area to create a town square or add a structure that meets design
standards.
(h)
Preserve historic landforms, such as the knoll on the Green
by the Superintendent's House that contribute to the character of
the campus.
(2)
Buffers and screening. Landscape buffers and quality screening
elements consistent with the campus character and the species and
variety of trees and shrubs currently in place should be used to minimize
disruption of the campus environment and important viewsheds. Buffers
and screening are required as follow:
(a)
Landscape buffers should be provided at utility infrastructure,
such as electric boxes, to screen them from view.
(b)
Landscape buffers and fence screening should be provided at
trash areas and maintenance areas.
(c)
Landscape buffers should be provided between parking lots and
residential uses.
(d)
Parking areas should have tree planting areas. A minimum of
one tree planting area for every 10 parking spaces should be provided;
if a more restrictive requirement is outlined in any Town-wide design
guidelines the more restrictive requirement shall apply.
(3)
Trees and plantings.
(a)
Protect and preserve the historic, mature trees that define
the spaces and streets of the MSHD.
(b)
The historic specimen tree collection is to be preserved and
maintained throughout the site, and in particular in the Core Campus,
the Green and the Cottage Arboretum areas.
(c)
Invasive species should be removed, and new plant materials
should be native species. In the Cottage Arboretum area new specimen
plantings are encouraged.
(d)
Tree plantings along Stonegate Drive should be restored.
(e)
The parallel lines of street trees that, along with the architecture,
create the street walls of the Core Campus should be maintained and
reinforced.
(4)
Irrigation.
(a)
Soil moisture-sensor devices. All in-ground irrigation systems
installed shall be equipped with a soil moisture-sensor device to
prevent the system from operating when not needed. Any service or
repair to an existing in-ground irrigation system shall include the
installation of a moisture-sensor device, if the same is not already
installed and in good working condition. Proof of this installation
shall be provided to Medfield Board of Water and Sewer.
(b)
Timing device. All in-ground irrigation systems shall be equipped
with a timing device that can be set to make the system conform to
any non-essential outdoor water use restrictions that may be issued
by the Town of Medfield.
(c)
Shutoff valve. All in-ground irrigation systems shall be plumbed
so that a shutoff valve is located outside the building.
The provisions of the Sign Bylaw (Article 13) shall apply in the MSHD, provided that Sign Bylaw provisions applicable in business districts shall apply to all signs for non-residential uses listed in Table 1 of this article and Sign Bylaw provisions applicable to residential uses shall apply to all signs for residential uses listed in Table 1 of this article.
If any provision of this article is found to be invalid by a
court of competent jurisdiction, the remainder of this article shall
not be affected, but shall remain in full force. The invalidity of
any provision of this article shall not affect the validity of the
remainder of this article and the Zoning Bylaw.
